METUCHEN PLANNING BOARD

MINUTES

DECEMBER 1, 2005

The meeting was called to order at 8:01 p.m. by the Vice Chairperson, Deanna Manzo, who read the statement in accordance with the Open Public Meeting Act.

Present: Jack Belowich Ellen Clarkson, Alt. I

Martin Jessen Carlos Rodrigues, Planner

David Labrecque William Doyle, Attorney

Deanna Manzo, Vice Chr. David Hoder, Engineer

Edmund O’Brien, Mayor Fany Ayala, Zoning Official

Kenneth O’Brien Sharon Hollis, Secretary

Catherine Totin, Councilmember

Late: Eric Erickson, Chr. – 8:20 p.m.

Absent: John Leazer, Alt. II

OLD BUSINESS:

Zdzislow & Beata Makowski – Applicant is seeking minor site plan (waiver approval) to construct a 15’ wide driveway 3’ from the property line.

11 Elm Court Block 60 Lot 75 Zone R-4

Zdzislow Makowski was sworn in by Mr. Doyle.

Mr. Wiley, attorney, stated at the last meeting the Board requested the police conduct a survey of the parking on Elm Court. The police submitted a report dated November 22, 2005. The report states there would be a loss of one (1) on-street space with a gain of one (1) off-street space and that it would be more preferable to have the off-street space. After a meeting with my client, it was decided that perhaps two (2) spaces off-street are more valuable than one (1) space on-street and that the paved driveway would run along the property line to the dwelling along side the house. A waiver would be required to have the driveway on the property line and the three (3) pine trees would have to be removed. With the right landscaping and the pavers this driveway would look nice and would take two (2) cars off-street to lose only one (1) on-street space.

The Board asked Mr. Makowski if he looked into renting one of the garages behind his property. Mr. Makowski stated there is a sign posted which states private property and that no one can walk through it.

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The public portion was opened. Since no one came forward the public portion was closed.

Concerns were raised by the Board. If the Board granted permission to this applicant to put a parking space in the front yard what would prevent other residents with a similar type residence to ask for the same thing. Elm Court would basically be a block of driveways.

A motion was made by Mr. O’Brien to deny the application, seconded by Mr. Labrecque. Roll call vote taken. Yes to deny – Mr. Belowich, Mr. Labrecque, Mayor O’Brien, Mr. O’Brien, Mrs. Clarkson, Mrs. Manzo. No to deny – Mr. Jessen. Motion carried.

NEW BUSINESS:

Review & discussion of Ordinance #2005-24 – amending the Land Development Ordinance Chapter 110, Section 110-71 “R-4 Residential District, referred to the Planning Board by the Borough Council.

Mayor O’Brien stated this Ordinance was separated by the last affordable housing ordinance to specifically address the R-4 district that previously had as a principal permitted use for low and moderate income and senior citizen housing and apts. Mayor O’Brien explained the changes.

After a brief discussion, a motion was made by Mr. Jessen to recommend to the Council the adoption of the Ordinance as presented, seconded by Mr. Labrecque. Roll call vote taken. Motion carried unanimously.

Mr. Belowich recused himself from hearing the next application and left the meeting.

Meridian Developers, LLC – Applicant is seeking minor subdivision approval with bulk variances.

50 Home Place Block 166 Lot 8 Zone R-2

Mr. Wiley, attorney for the applicant, introduced himself.

Richard Lapinski, professional planner, was sworn in by Mr. Doyle. Mr. Lapinski stated this application is to subdivide an existing 50’ x 250’, 12,500’, through lot with frontage on both Homer Place and Barnstable Street. Two (2) 50’ x 125’ lots are proposed, 6,250’ each in the R-2 zone. The existing home which fronts on Homer will be demolished and two new homes will be constructed. Two variances are required. The first variance is for lot width at the setback line, 62.5’ required, whereas 50’ proposed and second is for minimum lot area, 7,500’ required,

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whereas 6,250’ proposed. Mr. Lapinski described the neighborhood and stated within the 200’ radius of this property 34 lots exist and only two lots conform to the R-2 zone. This lot is being underutilized. This property is unique and highly unusual for the neighborhood. The land on Homer is considerably higher than the land that fronts on Barnstable. It appears there has been very little use over time of the rear yard area, which is to be subdivided off.

(Mr. Erickson arrived late and joined the Board at 8:20 p.m. Mr. Lapinski repeated his testimony so that Mr. Erickson would be able to vote on the application).

The planner’s report was discussed. Mr. Lapinski read item #5 and stated the 2 ½ story house, which will be built on Barnstable, will be larger than immediately adjacent to the home. The home which will front on Homer Place will be a 2 story, with maybe an additional ½ story that might be exposed in the rear of the house. The property does slope. The property was subdivided back in the 60’s but the subdivision was never perfected.

There was a lengthy discussion on the size of the homes being built on this lot. Mr. Lapinski stated this is a reasonable use of this property. The subdivision will bring the lots into conformity in the area. The existing cape cod house on the property requires work.

Helder Assuncao, partner in Meridian Developers, was sworn in by Mr. Doyle. Mr. Assuncao stated he was involved in the design of the two single homes. Each home will have 4 bedrooms with 2 ½ baths, living room, dining room, eat-in kitchen and will be 2 ½ stories in height. The home on Homer Place has a walk out basement with a sliding door in the back yard. That is the major difference between the two homes.

Mr. Wiley stated two waivers are required. The first is for the garage location, a design standard, that a one or two car garage be recessed behind the facade by a minimum of 8’.

Mr. Assuncao stated that he was not aware of this requirement when he came to the Borough to get the requirements to give to his architect to design the homes. However, he would comply with the Ordinance.

Mr. Wiley stated the second provision is for facade width. The facade cannot be wider than 50% of the lot width, which in this case will be 25’ for each house.

Mr. Assuncao stated he was unaware of this section of the ordinance as well. By complying with this requirement it would greatly impact the aesthetics of the homes that were chosen to be built at this site and that he would have to look into it.

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Concerns were raised by the Board that the submitted architectural plans for the new homes being reviewed could not be built on the site. Questions were raised as to why the applicant never went before the TRC to get the required professional advice.

Mr. Assuncao stated he never sat down with the Borough planner to review the plans and was not aware of the TRC. If the Board decides that the plans are not acceptable then the plans will be changed.

The engineer’s report was discussed. Mr. Wiley stated his client will comply with items 2, 4, 6, 8 through 16. Mr. Hoder explained how the applicant would have to widen the street on Barnstable by the driveway and submit elevations or information on any retaining walls being built. Mr. Hoder stated the applicant needs to think about drainage on this property, since it slopes, during and after construction on the Barnstable side.

The public portion was opened.

Mike Russo, 56 Homer Place, was concerned about the garage and facade since the Ordinance stated the width of the house can be only 25’ wide. Mr. Russo stated there will be problems with parking on the street during and after construction.

Darrell Hall, 53 Barnstable Street, was concerned about drainage, the size of the house and parking.

The public portion was closed.

The Board discussed their concerns regarding the size of the lots, size/height of the house, drainage and slope of the property. Mr. Wiley suggested the application be carried so that the applicant could review the information discussed.

Ms. Manzo stated this application will be carried. Mr. Wiley stated he will grant a continuance of hearing and will renotice the public of the new meeting date.

The meeting adjourned at 9:10 p.m.

Respectfully submitted,

Sharon Hollis

Planning Board Secretary